800 SW 137th Ave Unit 411G · Pembroke Pines, FL 33027

$167,604

1 bd · 1.0 ba · 540 sqft · Condo public records · 50 Days on market

Built 1994 $197/mo HOA · 11% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Appreciation +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly renovated unit, located on the 4th floor, elevator in the building. Brand new floors, baseboards, updated appliances, washer and dryer inside unit. Freshly painted all throughout. New lighting fixtures. Community features a massive club house, with shuttle service, around and outside the community. Community pools, pickle ball courts, tennis courts, gym, billiard room, and much more!

Key facts

• Massive clubhouse
• Vinyl flooring
• Pickleball courts

Tags

• VINYL FLOORING
• WALK-IN SHOWER
• IN-UNIT WASHER AND DRYER
• MASSIVE CLUBHOUSE
• MULTIPLE POOLS
• PICKLEBALL COURTS

Property features AI

Finance

• Other: Annual tax information available
• Financial info: Pets not allowed
• HOA & community: Monthly association fee (listed amounts); Association fee covers amenities, cable TV, golf, hot water, internet, grounds maintenance, reserve fund, roof, sewer, security, trash, and water; Community amenities include library, pickleball, trails, and transportation service; Senior community

Exterior

• Parking: Assigned parking; One assigned space; On-street parking available
• Security: Gated/secured complex features; On-site security guard
• Utilities: Cable available
• Home design: 4-story building; Entry located on level 4; Property is attached (unit in a multi-unit building)
• Construction: Block construction; Resale property
• Exterior features: Exterior lighting; Complex is fenced; Security guard on site

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate flooring; Other interior features
• Laundry & utility: Washer hookup; Dryer hookup; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $168k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.0% in Pembroke Pines — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#54 in FL, #933 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, schools A-; Watch: amenities D+, cost of living D+.
• Broward (suburban): math 42% / reading 53% proficiency, ranked #46 of 73 in FL (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.2%/yr); 549 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,111 units permitted in Broward County in 2024 (1,265 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Broward County population projected at +34% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.01% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.71×
• Total profit: $-13,633
• Equity at exit: $32,455

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-10,430
• Equity at exit: $27,644

Cash invested: $46,929 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33027

• Home prices YoY: -0.6%
• Rents YoY: -0.2%
• Active inventory: 549
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$879
• Tax from tax record: −$70 /mo · $837/yr
• Insurance: −$70
• HOA: −$197
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $183

Break-even live

Break-even rent $1,539

Max offer price $167,604

Occupancy floor 85%

Sensitivity live

Price	-10% $278	-5% $230	+0% $183	+5% $135	+10% $88
Rent	-10% $43	-5% $113	+0% $183	+5% $253	+10% $322
Rate	-1.0pp $267	-0.5pp $225	base $183	+0.5pp $139	+1.0pp $95

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,901
• Closing costs: $5,028
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,590	$2.94	25d	1	0.01mi
800 SW 137th Ave Unit G404 Pembroke Pines, FL	1.0	1.0	540	$1,580	$2.93	0d	1	0.01mi
13475 SW 9th St Unit 407A Pembroke Pines, FL	1.0	1.0	685	$1,550	$2.26	25d	1	0.16mi
500 SW 145th Ave Pembroke Pines, FL	1.0–3.0	1.0–2.0	1044	$2,334	$2.24	0d	20	0.37mi
151 SW 135th Ter Unit 108T Pembroke Pines, FL	1.0	1.0	685	$1,600	$2.34	4d	1	0.39mi
1551 SW 135th Ter Pembroke Pines, FL	1.0–2.0	1.5	752	$1,650	$2.19	15d	2	0.47mi
1300 SW 130th Ave Pembroke Pines, FL	1.0–2.0	1.0–2.0	885	$1,700	$1.92	25d	2	0.69mi
1400 SW 124th Ter Unit 111Q Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	15d	1	1.07mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,500	$2.92	5d	3	1.07mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,450	$2.82	2d	3	1.07mi
1400 SW 124th Ter Pembroke Pines, FL	—	1.0	514	$1,525	$2.97	6d	2	1.07mi
12166 Saint Andrews Pl #111 Miramar, FL	1.0	1.0	618	$1,950	$3.16	0d	1	1.30mi
12148 Saint Andrews Pl #101 Miramar, FL	1.0	1.0	618	$1,800	$2.91	18d	1	1.34mi
12148 Saint Andrews Pl #102 Miramar, FL	1.0	1.0	618	$1,925	$3.11	9d	1	1.34mi
12172 Saint Andrews Pl #211 Miramar, FL	1.0	1.0	618	$1,950	$3.16	16d	1	1.36mi
12136 Saint Andrews Pl #103 Miramar, FL	1.0	1.0	600	$1,750	$2.92	20d	1	1.42mi
2061 Renaissance Blvd #107 Miramar, FL	1.0	1.0	700	$1,925	$2.75	9d	1	1.42mi
2051 Renaissance Blvd Miramar, FL	1.0–3.0	1.0–2.0	895	$1,750	$1.96	9d	2	1.46mi
2123 Renaissance Blvd #201 Miramar, FL	1.0	1.0	700	$2,100	$3.00	6d	1	1.48mi
12118 Saint Andrews Pl Miramar, FL	1.0–2.0	1.0–2.0	841	$1,800	$2.14	5d	3	1.49mi

HOA detail condo

• Monthly dues: $197 · $2,364/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $167,604 Active 50 DOM
2. 2026-06-18
   days on market $167,604 Active 47 DOM
3. 2026-06-17
   days on market $167,604 Active 46 DOM
4. 2026-06-16
   days on market $167,604 Active 45 DOM
5. 2026-06-15
   days on market $167,604 Active 44 DOM
6. 2026-06-13
   days on market $167,604 Active 42 DOM
7. 2026-06-09
   days on market $167,604 Active 38 DOM
8. 2026-06-08
   days on market $167,604 Active 37 DOM
9. 2026-06-07
   days on market $167,604 Active 36 DOM
10. 2026-06-04
    days on market $167,604 Active 33 DOM
11. 2026-06-03
    days on market $167,604 Active 32 DOM
12. 2026-06-02
    days on market $167,604 Active 31 DOM
13. 2026-06-01
    days on market $167,604 Active 30 DOM
14. 2026-05-31
    days on market $167,604 Active 29 DOM
15. 2026-05-02
    listed $167,604 Active
16. 2023-06-22
    soldstatus $159,000
17. 2023-06-12
    soldstatus $159,000 Closed 392-char remark

    Show marketing remark (392 chars)

    Newly renovated unit, located on the 4th floor, elevator in the building. Brand new floors, baseboards, updated appliances, washer and dryer inside unit. Freshly painted all throughout. New lighting fixtures. Community features a massive club house, with shuttle service, around and outside the community. Community pools, pickle ball courts, tennis courts, gym, billiard room, and much more!

18. 2023-05-11
    status Pending 392-char remark

    Show marketing remark (392 chars)

    Newly renovated unit, located on the 4th floor, elevator in the building. Brand new floors, baseboards, updated appliances, washer and dryer inside unit. Freshly painted all throughout. New lighting fixtures. Community features a massive club house, with shuttle service, around and outside the community. Community pools, pickle ball courts, tennis courts, gym, billiard room, and much more!

19. 2023-05-02
    listed $159,000 Active 392-char remark

    Show marketing remark (392 chars)

    Newly renovated unit, located on the 4th floor, elevator in the building. Brand new floors, baseboards, updated appliances, washer and dryer inside unit. Freshly painted all throughout. New lighting fixtures. Community features a massive club house, with shuttle service, around and outside the community. Community pools, pickle ball courts, tennis courts, gym, billiard room, and much more!

20. 2023-03-01
    soldstatus $95,000
21. 2000-04-19
    soldstatus $41,500
22. 1996-11-06
    soldstatus $42,000
23. 1994-08-01
    soldstatus $42,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $837 · $70/mo
• Projected year-2 tax: $1,391 · $116/mo
• Expected delta: +$554/yr (+$46/mo · 66.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 10/10 Extreme 7 d/yr ≥106°F today · 27 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,239
• − Mortgage interest: −$9,388
• − Property taxes: −$837
• − Insurance: −$838
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$2,364
• − Depreciation: −$4,876
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $2,303/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Broward
• NCES district ID: 1200180
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $52,139
• Composite: 40.88/100
• National rank: #3621
• State rank: #46 of 73 in FL

Livability — Pembroke Pines

• Score: 83/100
• State rank: #54
• US rank: #933

Category grades

Amenities D+ Commute A- Cost of living D+ Crime A- Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pembroke Pines, FL
• County: Broward County · 1,963,430 people
• City population: 180,224
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• Population (ZIP): 65,116
• Household income: $76,561
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 1728.0

Population outlook (Broward County) Hauer SSP2

• Today (2025): 2,207,033 people
• By 2030: 2,360,704 · +7.0%
• By 2040: 2,661,208 · +20.6%
• By 2050: 2,946,698 · +33.5%
• By 2075: 3,602,273 · +63.2%
• By 2100: 3,970,984 · +79.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 23% Black 22% White 16% Asian 6%
• Hispanic origin (detail): Puerto Rican 6% Cuban 19% Dominican 3%
• Common ancestry: Hispanic 6% Romanian 1% Scotch-Irish 1%
• Foreign-born: 47% · Canada, Jamaica, Vietnam
• Languages at home: 40% English-only · Spanish 47% French/Haitian/Cajun 5% Other Indo-European 2%

Political lean MEDSL · Broward

• 2024 margin: D (+17.0) · D 58.0% · R 41.0%
• 2008→2024 swing: -17.8pp toward R · 2008: 34.7pp · 2024: 17.0pp
• All cycles: 2024: D+17.0 2020: D+29.8 2016: D+35.0 2012: D+34.9 2008: D+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.01%
• Current HPI: 359.5973
• Rent YoY: ▼ -0.20%
• Metro: Miami-Fort Lauderdale-Pompano Beach, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+291.6% since first listed

9 events — show timeline

• 2026-05-02 Listed $167,604 MARMLS
• 2023-06-22 Sold (Public Records) $159,000 Public Records
• 2023-06-12 Sold (MLS) $159,000 MARMLS
• 2023-05-11 Pending — MARMLS
• 2023-05-02 Listed $159,000 MARMLS
• 2023-03-01 Sold (Public Records) $95,000 Public Records
• 2000-04-19 Sold (Public Records) $41,500 Public Records
• 1996-11-06 Sold (Public Records) $42,000 Public Records
• 1994-08-01 Sold (Public Records) $42,800 Public Records

Property tax history

+6.1%/yr

Latest (2025): $837 · -9.1% YoY. Source: county tax records.